HomeMy WebLinkAbout8.1 Attachment 4 Reso approving Site Development Review Permit and Vesting Tentative Tract map
RESOLUTION NO. 12- XX
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A SITE DEVELOPMENT REVIEW PERMIT AND
REVISED VESTING TENTATIVE TRACT MAP 8024 FOR THE PROJECT
KNOWN AS JORDAN RANCH 2 SPECIFIC TO SUBAREAS 2 AND 3
(APNs 985-0027-007-02 and 985-0027-006-04)
PLPA-2010-00068
WHEREAS, the Applicant Mission Valley Properties representing BJP ROF Jordan
Ranch LLC ("Applicant") submitted applications for Jordan Ranch 2, specific to four (4) subareas
("Project Site"); and
WHEREAS, the applications include: 1) General Plan and Eastern Dublin Specific Plan
amendments to change land use designations; and 2) Planned Development Zoning with
related Stage 1 and Stage 2 Development Plan Amendments; and
WHEREAS, the applications also include: a) Site Development Review (SDR) for
Subarea 2 (proposed for 56 Single-Family detached residential units in the PD-Medium Density
Residential zone) and Subarea 3 (proposed for 109 multifamily units in the PD-Medium High
Density Residential zone), and b) revised Vesting Tentative Tract Map 8024; and
WHEREAS, some or all of Subarea 2 may be developed for school uses related to the
school site in Subarea 1 to the north, as further reflected in the Public/Semi-Public underlay land
use and zoning designations for Subarea 2. The portions of Subarea 2 not developed for school
uses are subject to the Medium Density Residential land use designation and related PD
zoning; and
WHEREAS, the Project Site and applications collectively define this "Project" and are
available and on file in the Community Development Department; and
WHEREAS, Jordan Ranch is part of a larger project known as Fallon Village and
generally is located north of the extension of Central Parkway, south of Positano Parkway, east
of Fallon Road, and west of Croak Road; and
WHEREAS, the Project site generally is vacant land that has been rough graded in
connection with prior approvals; and
WHEREAS, on May 8, 2012, the Planning Commission held a public hearing and
recommended that the City Council adopt the CEQA Addendum, adopt General Plan and
Eastern Dublin Specific Plan Amendments for the project as stated above, and adopt Planned
Development (PD) Zoning with related Stage 1 and Stage 2 Development Plan amendments
(Resolutions 12-XX, 12-XX, and 12-XX, respectively, which resolutions are incorporated herein
by reference); and
WHEREAS, proper notice of said public hearing was given in all respects as required by
law; and
ATTACHMENT 4
WHEREAS, a Staff Report was submitted recommending that the Planning Commission
approve the Site Development Review for Subareas 2 and 3 and the revised Vesting Tentative
Tract Map 8024; and
WHEREAS, the Planning Commission did hold a public hearing on said application on
May 8,2012, at which time all interested parties had the opportunity to be heard; and
WHEREAS, the Planning Commission did hear ,and use independent judgment and
considered the CEQA Addendum and prior CEQA documents, all said reports,
recommendations, and testimony hereinabove set forth prior to taking any action on the Project.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Dublin does hereby make the following findings and determinations regarding said proposed
Site Development Review for Jordan Ranch 2:
Site Development Review:
A. The proposal is consistent with the purposes of Chapter 8.104 of the Zoning
Ordinance, with the General Plan and any applicable Specific Plans and design
guidelines because: 1) The project will not undermine the architectural character and
scale of development in which the proposed project is to be located; 2) the project will
provide a unique, varied, and distinct housing opportunity; 3) the project is consistent
with the General Plan and Eastern Dublin Specific Plan Land Use designation of
Medium Density Residential for Subarea 2, and Medium High Density Residential and
Neighborhood Square for Subarea 3; and 4) the project complies with the
development standards established in the Stage 2 Development Plan.
B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because:
1) the project contributes to orderly, attractive, and harmonious site and structural
development compatible with the existing site layout and subdivision mapping and
blends well with the surrounding properties; and 2) the project complies with the
development regulations, as amended, set forth in the applicable PD Ordinance.
C. The design of the project is appropriate to the City, the vicinity, surrounding
properties, and the lot in which the project is proposed because: 1) the project
augments available housing and residential product type in the vicinity; 2) the size and
mass of the proposed houses are consistent with the lot sizes and other residential
developments in the surrounding area; and 3) the project will provide a more complete
street scene.
D. The subject site is suitable for the type and intensity of the approved development
because: the proposed homes to be developed on the property meet all of the
development standards established to regulate development in the Project overall as
referenced in the approved Stage 2 Development Plan, as amended.
E. Impacts to existing slopes and topographic features are addressed because: 1) the
infrastructure is under construction including streets and utilities, 2) the project site will
be graded in accordance with the related Tract Map for the Project Site, and 3)
2
retaining walls will be constructed to establish the required lot size and building
envelope.
F. Architectural considerations including the character, scale and quality of the design,
site layout, the architectural relationship with the site and other buildings, screening of
unsightly uses, lighting, building materials and colors and similar elements result in a
project that is harmonious with its surroundings and compatible with other
developments in the vicinity because: 1) the d~velopment will be similar to homes
already being constructed in the general vicinity; 2) the proposed houses will utilize
architectural styles from previously adopted Design Guidelines, Architectural
Standards, and development regulations consistent with development planned and
approved for Jordan Ranch and Fallon Village overall; and 4) the color and materials
proposed will be harmonious with colors and material approved and being utilized for
residential areas within Jordan Ranch..
G. Landscape considerations, including the location, type, size, color, texture and
coverage of plant materials, and similar elements have been incorporated into the
project to ensure visual relief, adequate screening and an attractive environment for
the public because: 1) all perimeter landscaping, walls, fences, and hardscape are
proposed for construction in accordance with the PD zoning for the Project; and 2) the
project front yard landscaping and sideyard fencing is consistent with other
developments currently under construction in the vicinity and conform to the
requirements of the Stage 2 Development Plan and the Water Efficient Landscape
Ordinance.
H. The site has been adequately designed to ensure the proper circulation for bicyclists,
pedestrians, and automobiles because: 1) all infrastructure including streets,
parkways, pathways, sidewalks, and streetlighting are proposed for construction in
accordance with the PD zoning for the Project and provide connectivity between the
subareas and between the project and other areas of Jordan Ranch; and 2)
development of this Project will conform to the major improvements already installed
allowing residents the safe and efficient use of these facilities.
BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin does
hereby make the following findings and determinations regarding the Revised Vesting Tentative
Tract Map 8024:
Vesting Tentative Tract Map 8024
A. The proposed Revised Vesting Tentative Tract Map 8024 is consistent with the intent of
applicable subdivision regulations and related ordinances addressing the Project Site.
B. The design and improvements of the proposed Revised Vesting Tentative Tract Map
8024 is consistent with the General Plan and the Eastern Dublin Specific Plan, as
amended, to allow Medium Density Residential for Subarea 2 and Medium High Density
Residential and Parks/Public Recreation for Subarea 3, and are consistent with nearby
residential neighborhoods designated for this type of development.
3
C. The proposed Revised Vesting Tentative Tract Map 8024 is consistent with the Planned
Development zoning approved for the Project through Ordinance XX-12, and therefore
consistent with the City of Dublin Zoning Ordinance.
D. The properties created by the proposed Revised Vesting Tentative Tract Map 8024 will
have adequate access to major constructed or planned improvements as part of the
Jordan Ranch and Fallon Village project-related improvements.
E. Project design, architecture, and concept have been integrated with topography of the
project site created by the proposed Revised Vesting Tentative Tract Map 8024 to
minimize overgrading and extensive use of retaining walls. Therefore, the proposed
subdivision is physically suitable for the type and intensity of development proposed.
F. The Mitigation Measures and the Mitigation Monitoring programs adopted with the
Eastern Dublin EIR and the Supplemental EIRs would be applicable as appropriate for
addressing or mitigating any potential environmental impacts of developing the Project
and Project Site, as documented in the CEQA Addendum.
G. The proposed Revised Vesting Tentative Tract Map 8024 will not result in environmental
damage or substantially injure fish or wildlife or their habitat or cause public health
concerns.
H. The design of the subdivision will not conflict with easements, acquired by the public at
large, or access through or use of property within the proposed subdivision. The City
Engineer has reviewed the map and title report and has not found any conflicting
easements of this nature.
BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin does
hereby approve the Site Development Review for Subarea 2 (Jordan Ranch proposed for 56
Single-Family detached residential units in the PO-Medium Density residential zone) and
Subarea 3 (Jordan Ranch proposed for 109 multifamily units in the PO-Medium High Density
Residential zone), as shown on plans prepared by The Dahlin Group Architecture and Planning;
Ruggeri-Jensen-Azar Engineers, Planners & Surveyors; and Gates + Associates Landscape
Architecture dated received April 24, 2012 subject to the conditions included below.
BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin does
hereby approve the Revised Vesting Tentative Tract Map 8024 for Jordan Ranch for as many as
964 units prepared by Ruggeri-Jensen-Azar Engineers, Planners & Surveyors dated April 2,
2012 subject to the Conditions included below.
CONDITIONS OF APPROVAL:
Unless stated otherwise. all Conditions of Approval shall be complied with prior to the
issuance of buildina permits or establishment of use. and shall be subiect to Plannina
Department review and approval. The followina codes represent those
departments/aaencies responsible for monitorina compliance of the conditions of
approval. rpL.l Plannina. rBl Buildina. rpOl Police. rpWl Public Works rp&CSl Parks &
Community Services. rADMl Administration/Citv Attornev. rFINl Finance. rFl Alameda
4
County Fire Department. rDSRl Dublin San Ramon Services District, rCOl Alameda
County Department of Environmental Health, rZ7l Zone 7.
:NO.
Agency
When
Required,
prior to:
Source
CONPITIONS OF APPROVAL
1 . Approval. This Site Development Review approval is
for the construction of Subarea 2 (Jordan Ranch
proposed for 56 Single-Family detached residential
units in the PD-Medium Density residential zone) and
Subarea 3 (Jordan Ranch proposed for 109
multifamily units in the PD-Medium High Density
Residential zone) within Vesting Tentative Tract Map
8024. This approval shall be as generally depicted
and indicated on the plans prepared by Ruggeri-
Jensen-Azar and dated received April 24, 2012 on file
in the Community Development Department, and as
specified by the following Conditions of Approval for
this project. Approval is subject to the City Council
adopting the CEQA Addendum, General Plan and
Eastern Dublin Specific Plan Amendment and PD
Rezone.
2. Time Extension. The original approving decision-
maker may, upon the Applicant's written request for an
extension of approval prior to expiration, and upon the
determination that any Conditions of Approval remain
adequate to assure that applicable findings of
approval will continue to be met, grant a time
extension of approval for a period not to exceed six (6)
months. All time extension requests shall be noticed
and a public hearing or public meeting shall be held as
required by the particular Permit.
3. Compliance with previous approvals: The
Applicant shall comply with all Conditions of Approval
for Jordan Ranch as approved by the Planning
Commission, Resolution No. 10-25 on May 11, 2010,
except as modified by the current Project approvals.
4. Permit Expiration: Construction or use shall
commence within one (1) year of Site Development
. Review (SDR) approval, or the SDR shall lapse and
become null and void. Commencement of
construction or use means the actual construction or
use pursuant to the approval, or demonstrating
substantial progress toward commencing such use. If
there is a dispute as to whether the SDR has expired,
the City may hold a noticed public hearing to
determine the matter. Such a determination may be
processed concurrentl with revocation proceedings in
5
PL
One year
following
approval date
Standard
PL
On-going
Standard
PL
One year from
approval
Standard
NO. ......,' Ag.ency
CON,DI:FIONS OF APPROVAL",
.'
appropriate circumstances. If a SDR expires, a new
application must be made and processed according to
the requirements of the Dublin Zoning Ordinance.
5. Revocation of permit. The permit shall be revocable PL
for cause in accordance with Chapter 8.96 of the
Dublin Zoning Ordinance. Any violation of the terms
or conditions of this permit shall be subject to citation.
6. Required Permits. Applicant/Developer shall comply PL, PW
with the City of Dublin Zoning Ordinance and obtain all
necessary permits required by other agencies
(Alameda County Flood Control District Zone 7,
California Department of Fish and Game, Army Corps
of Engineers, Regional Water Quality Control Board,
State Water Quality Control Board) and shall submit
copies of the permits to the Public Works Department.
7. Requirements and Standard Conditions. The Various
Applicant/Developer shall comply with applicable
Alameda County Fire, Dublin Public Works
Department, Dublin Building Department, Dublin
Police Services, Alameda County Flood Control
District Zone 7, Livermore Amador Valley Transit
Authority, Alameda County Public and Environmental
Health, Dublin San Ramon Services District and the
California Department of Health Services
requirements and standard conditions. Prior to
issuance of building permits or the installation of any
improvements related to this project, the Developer
shall supply written statements from each such
agency or department to the Planning Department,
indicating that all applicable conditions required have
been or will be met.
8. Modifications: The Community Development PL
Director may consider modifications or changes to this
Site Development Review approval if the modifications
or changes proposed comply with Section 8.104.100
of the Zoning Ordinance.
9. Satellite Dishes: The Applicant/Developer's Architect PL
shall prepare a plan for review and approval by the
Director of Community Development and the Building
Official that provides a consistent and unobtrusive
location for the placement of individual satellite dishes.
Individual conduit will be run on the interior of the unit
to the satellite location on the exterior of the home to
limit the amount of exposed cable required to activate
any satellite dish. It is preferred that where chimneys
exist, the mounting of the dish be incorporated into the
6
When
R~quired,
. Prior to:
Source
Ongoing
Standard
Issuance of
Building
Permits
Standard
Issuance of
Building
Permits
Standard
On-going
Standard
Issuance of
building permit
Project
Specific
NO.
.. ....'.
CONE>ITIQNS OF APPR.OVAL .'.
- . - - - .
10.
chimney. In instances where chimneys do not exist,
then the plan shall show a common and consistent
location for satellite dish placement to eliminate the
over proliferation, haphazard and irregular placement.
Indemnification: The Applicant/Developer shall
defend, indemnify, and hold harmless the City of
Dublin and its agents, officers, and employees from
any claim, action, or proceeding against the City of
Dublin or its agents, officers, or employees to attack,
set aside, void, or annul an approval of the City of
Dublin or its advisory agency, appeal board, Planning
Commission, City Council, Community Development
Director, Zoning Administrator, or any other
department, committee, or agency of the City to the
extent such actions are brought within the time period
required by Government Code Section 66499.37 or
other applicable law; provided, however, that The
Applicant/Developer's duty to so defend, indemnify,
and hold harmless shall be subject to the City's
promptly notifying The Applicant/Developer of any said
claim, action, or proceeding and the City's full
cooperation in the defense of such actions or
proceedings.
Retaining Walls: The Applicant/Developer shall
indicate on the plot plans, with dimensions, the precise
location of the point on the side yard retaining walls
where the wall material will change from precision
block (able to be stuccoed) to split face block. The
intent of this condition is to assure that the entire
portion of the wall visible to the street (from the
perpendicular side-yard fence to the end of the wall
closest to the street) IS able to be enhanced with
stucco material as required in the Planned
Development Plan. Also, it is intended that the
perpendicular side yard fence should be located at the
transition point of the two block materials. No stucco
wall face should occur behind the perpendicular side
yard fence. Potential issues may arise in the field
conditions which will be addressed on a case-by-case
basis as directed by the Stage 1 and Stage 2 Planned
Development Plan.
Clean up. The Applicant/Developer shall be
responsible for clean-up and disposal of project
related trash and for maintaining a clean, litter-free
site.
11.
12.
7
Agencyp I' . When
I. .~equired,
"Priorto:
PL,B
PL
PL
Source
On going
Standard
Issuance of
building permit
Project
Specific
Ongoing
Standard
NO.
."
60N[)ITIONS OF APPRO'lAL
13.
Controlling Activities. The Applicant /Developer
shall control all activities on the project site so as not
to create a nuisance to the surrounding residences.
Noise/Nuisances. No loudspeakers or amplified
music shall be permitted to project or be placed
outside of the residential buildings during construction.
Accessory Structures. The use of any accessory
structures, such as storage sheds or trailer/container
units used for storage or for any other purpose during
construction, shall not be allowed on the site at any
time unless a Temporary Use Permit is applied for and
approved.
Final building and site development plans shall be
reviewed and approved by the Community
Development Department staff prior to the issuance of
a building permit. All such plans shall insure:
a. That standard residential security requirements as
established by the Dublin Police Department are
provided.
b. That ramps, special parking spaces, signing, and
other appropriate physical features for the
handicapped, are provided throughout the site for
all publicly used facilities.
c. That continuous concrete curbing is provided for
all parking stalls, if necessary.
d. That exterior lighting of the building and site is not
directed onto adjacent properties and the light
source is shielded from direct offsite viewing.
e. That all mechanical equipment, including air
conditioning condensers, electrical and gas
meters, is architecturally screened from view, and
that electrical transformers are either underground
or architecturally screened.
f. That all vents, gutters, downspouts, flashings, etc.,
are painted to match the color of adjacent surface.
g. That all materials and colors are to be as
approved by the Dublin Community Development
Department. Once constructed or installed, all
improvements are to be maintained in accordance
with the approved plans. Any changes, which
affect the exterior character, shall be resubmitted
to the Dublin Community Development
Department for approval.
14.
15.
16.
8
Agency' "::'When
'j ......",B~quired,
)':Pripr to:
PO, PL Ongoing
Source
Standard
PO, PL Ongoing
Standard
PL, B, F Ongoing
Standard
Pl Issuance of
building permit
Project
Specific
NO.
CONDITIONS OF APPR<D.'1AL
17.
.'
. h. That all exterior architectural elements visible from
view and not detailed on the plans be finished in a
style and in materials in harmony with the exterior
of the building. All materials shall wrap to the
inside corners and terminate at a perpendicular
wall plane.
I. That all other public agencies that require review
of the project are supplied with copies of the final
building and site plans and that compliance is
obtained with at least their minimum Code
requirements.
Fees. The Applicant/Developer shall pay all
applicable fees in effect at the time of building permit
issuance including, but not limited to, Planning fees,
Building fees, Dublin San Ramon Services District
fees, Public Facilities fees, Dublin Unified School
District School Impact fees, Public Works Traffic
Impact fees, City of Dublin Fire Services fees, Noise
Mitigation fees, Inclusionary Housing In-Lieu fees,
Alameda County Flood and Water Conservation
District (Zone 7) Drainage and Water Connection fees,
and any other fees either in effect at the time and/or as
rioted in the Development Agreement.
Final landscape plans, irrigation system plans, tree
preservation techniques, and guarantees, Shall be
reviewed and approved by the Dublin Planning
Division prior to the issuance of the building permit.
All such submittals shall insure:
a. That plant material is utilized which will be capable
of healthy growth within the given range of soil
and climate.
b. That proposed landscape screening is of a height
and density so that it provides a positive visual
impact within three years from the time of planting.
c. That unless unusual circumstances prevail, at
least 75% of the proposed trees on the site are a
minimum of 15 gallons in size, and at least 50% of
the proposed shrubs on the site are minimum of 5
gallons in size.
d. That a plan for an automatic irrigation system be
provided which assures that all plants get
adequate water. In unusual circumstances, and if
approved by Staff, a manual or quick coupler
18.
9
Agen~y
PW
PL
>When
Required,
Prior to:
Source
..
Zone 7 and
Parkland In-
Lieu Fees Due
Prior to Filing
Each Final
Map; Other
Fees Required
with Issuance
of Building
Permits
Standard
Issuance of
building permit
Standard
SoUI"C,~
CONDITIONS OF APP,ROVAL
Agenc:y. When
Required,
'" Prior to:
NO.
system may be used.
e. That concrete curbing is to be used at the edges
of all planters and paving surfaces where
applicable.
f. That all cut and fill slopes conform to the master
vesting tentative map and conditions detailed in
the Site Development Review packet.
g. That all cut and fill slopes graded and not
constructed by September 1, of any given year,
are hydroseeded with perennial or native grasses
and flowers, and that stock piles of loose soil
existing on that date are hydroseeded in a similar
manner.
h. That the area under the drip line of all existing
oaks, walnuts, etc., which are to be saved are
fenced during construction and grading operations
and no activity is permitted under them that will
cause soil compaction or damage to the tree, if
applicable.
i. That a guarantee from the owners or contractors
shall be required guaranteeing all shrubs and
ground cover, all trees, and the irrigation system
for one year.
J. That a permanent maintenance agreement on all
landscaping will be required from the owner
insuring regular irrigation, fertilization and weed
abatement, if applicable.
19. Water Efficient Landscaping Regulations: The
Applicant shall meet all requirements of the City of
Dublin's Water-Efficient Landscaping Regulations,
Section 8.88 of the Dublin Municipal Code.
20. Landscape Plans. Civil Improvement Plans, Joint
Trench Plans, Street Lighting Plans and Landscape
Improvement Plans shall be submitted on the same
size sheet and plotted at the same drawing scale for
consistency, improved legibility and
interdisciplinary coordination.
21. Utilities. Utilities shall be coordinated with proposed
tree placements to eliminate conflicts between trees
and utilities. Utilities may have to be relocated in order
to provide the required separation between the trees
and utilities.
22. Chapter 8.72. The applicant shall work with staff
10
PL
On going
Standard
PL
On going
Standard
PL
On going
Standard
PL
On going
Standard
NO.
. CONDITIONS OE~PPR()VAL
. .
during the preparation of construction documents to
refine the landscape design so that it meets the intent
of Chapter 8.72 of the Dublin Municipal Code and so
that trees can be incorporated into the design as
shown on the Preliminary Landscape Plan.
23. Open Space Areas. The open space area shall be
planted and irrigated to create landscape that IS
attractive, conserves water, and requires minimal
maintenance.
24. Streetscape Planting. The streetscape plantings
shall be consistent with the planting design across the
street so that they are visually compatible.
25. Plant Clearances. All trees planted shall meet the
following clearances:
a. 6' from the face of house walls or roof eaves.
b. 7' from fire hydrants, storm drains, sanitary sewers
and/or gas lines.
c. 5' from top of wing of driveways, mailboxes, water,
telephone and/or electrical mains
d. 15' from stop signs, street or curb sign returns.
e. 15' from either side of street liahts.
26. Cut and Fill Areas. Cut and fill slopes graded and
not landscaped by September 1, of any given year
shall be hydroseeded with an approved native erosion
control grass seed mix and that stockpiles of loose soil
existing on that date are hydroseeded in the same
manner.
27. Irrigation System Warranty. The applicant shall
warranty the irrigation system and planting for a period
of one year from the date of installation. The-applicant
shall submit for the Dublin Community Development
Department approval a landscape maintenance plan
for the Common Area landscape including a
reasonable estimate of expenses for the first five
years.
28. Walls and Fences. Applicant shall work with staff to
prepare a fencing and wall plan that is consistent with
Dublin Municipal Code and adjacent subdivisions.
29. Masonry Wall Caps. The design of masonry walls
shall be consistent with the Jordan Ranch standard
with precast concrete caps.
30. Sustainable Landscape Practices: The landscape
design shall demonstrate compliance with sustainable
landscape practices as detailed in the Bay-Friendly
Landscape Guidelines by earning a minimum of 60
points or more on the Bay-Friendly scorecard and
I I
. Agency.
.
PL
PL
PL
PL
PL
PL
PL
PL
When
Required,
Prior to:
On going
On going
On going
On going
On going
On going
On going
On going
Sou rce .
.."... ...
......
Standard
Standard
Standard
Standard
Standard
Standard
Standard
Standard
NO. ......
CONDITIONS OF APPROVAL
specifying that 75% of the non-turf planting only
requires occasional, little or no shearing or summer
water once established.
31. Plotting: The approved Site Development Review
would allow any of the three approved floor plans to
be constructed on any of the lots within Capistrello
Court, subject to limitations as follows:
· Any single floor plan may not exceed 40% of the
subdivision.
· Individual floor plans may be placed next to each
other. However, only two of the same individual
floor plans may be plotted next to each other
without being interrupted by a different floor plan.
· If two of the same individual floor plans are plotted
next to each other, the same individual floor plan
may not be plotted across the street from the two.
· In no case will the same architectural elevation or
color scheme be allowed next to or across the
street from each other, unless they are a different
individual floor plan.
32. Public Art In-Lieu Contribution. In lieu of acquiring
and installing a public art project, the Applicant has
elected to and shall make a public art in-lieu
contribution payment in accordance with Chapter 8.58
of the Dublin Municipal Code and shall comply with
the Public Art Compliance Report submitted by the
Applicant, dated May 4, 2010, and on file with the
Planning Department. The public art in-lieu
contribution payment shall be made prior to the
issuance of the first building permit for the project in
the amount specified in Dublin Municipal Code section
8.58.050.8 (non-residential building more than 50,000
sq. ft.).
33. Public Art Easement and Access Easement. The
ApplicanUDeveloper shall reserve a site and provide a
public art easement and an access easement to the
City within the development project for a future public
art project in accordance with Dublin Municipal Code
Section 8.58.050 prior to recordation of the map for
Subarea 2 or Subarea 3.
34. Inclusionary Housing: In conjunction with
subsequent entitlements, once the development
potential of Subarea 1 and 4 are determined, a revised
Development Agreement will be executed to
12
Agellcy
.....
PL
P&CS
P&CS
PL
When
Required,
Prior to:
Issuance of
building
permits
Issuance of
building
permits and
recordation of
map for
Subareas 2
and 3
Recordation of
map for
Subareas 2
and 3
With submittal
of Stage 2 DP
& SDR for
Subareas 1&4
-C-.$oU.l"ce
I .....
'l.,' " .:~.;: ",.-'.
Project
Specific
Project
Specific
Zoning
Ord Chp
8.58
Project
Specific
Zoning
Ord Chp
8.58
Project
specific
NO.
CONDITIONS OFAPPROV AL
determine the applicant's full compliance with the
inclusionary housing ordinance.
35. School District: Acquisition of additional school
acreage by School District: If the School District and
the Developer have not entered into a mutually
acceptable agreement for the acquisition of some or
all of Subarea 2 prior to April 1, 2013, the developer
may proceed with the development of the 56 lot plan
in Subarea 2 as approved for Jordan Ranch 2. If a
mutually acceptable agreement is reached between
the School District and 'the Developer for some or all
of Subarea 2 prior to April 1, 2013, then Developer will
be required to process a revised Tentative Tract Map
and receive any necessary approvals to modify the
development on Subarea 2 of Jordan Ranch 2.
36. Delivery of useable School site to School District:
Developer shall deliver a 10 net acre "usable" site to
the School District. Should the District elect to
purchase additional acreage as prescribed in
Condition 35 above the additional acreage shall also
be "usable". Any modifications to the approved
Tentative Tract Map to accomplish delivery of said site
shall be reviewed and approved by the Planning
Commission. The exact definition of "usable" is as
follows; ten net acres measured from back of curb,
rough-graded to plus/minus 2% slope with utilities
stubbed to back of curb or as otherwise agreed to by
the School District. the timing of the school site
delivery to the District shall be determined by the
School District with notice provided in writing to the
developer no less than 6 months prior to expected
delivery.
Age.ncy
PL/
DUSD
PL/
DUSD
When
Required,
Prior to:
recordation of
final map for
subarea 2
recordation of
final map for
subarea 2
SoUrce
Project
specific
Project
specific
37. General Public Works Conditions of Approval:
Developer shall comply with the City of Dublin General
Public Works Conditions of Approval contained below
("Standard C of A") unless specifically modified by
Project Specific Conditions of Approval.
38. Development Agreement: If necessary the existing
Development Agreement will be amended.
36. Street Lighting Maintenance Assessment District:
The Developer shall request the area to be annexed
into a subzone of the Dublin Ranch Street Lighting
Maintenance Assessment District and shall provide
any exhibits required for the annexation. In addition
Developer shall pay all administrative costs associated
13
PW
PW
PW
Ongoing
First Final Map
First Final Map
Standard
CofA
Standard
CofA
Standard
CofA
NO~. ..
;
CONDITIONS()F APPROVAL
with processing the annexation.
37. Ownership and Maintenance of Improvements:
Ownership, dedications on final map, and
maintenance of street rig ht-of-ways , common area
parcels, and open space areas shall be by the City of
Dublin, the Homeowner's Association, and a Geologic
Hazard Abatement District, as shown on the
Ownership and Maintenance Responsibility Exhibit,
Stage II submittal, Tract Map 8024, prepared by
Ruggeri-Jensen-Azar Associates, dated April 22,
2010.
38. Landscape Features within Public Right of Way.
The Developer shall enter into an "Agreement for Long
Term Encroachments" with the City to allow the HOA
to maintain the landscape and decorative features
within public Right of Way including frontage & median
landscaping, decorative pavements and special
features (i.e., walls, portals, benches, etc.) as
generally shown on Site Development Review
exhibits. The Agreement shall identify the ownership
of the special features and maintenance
responsibilities. The Homeowner's Association will be
responsible for maintaining the surface of all
decorative pavements including restoration required
as the result of utility repairs.
39. Covenants, Conditions and Restrictions (CC&Rs).
A Homeowners Association shall be formed by
recordation of a declaration of Covenants, Conditions,
and Restrictions to govern use and maintenance of
the landscape features within the public right of way
contained in the Agreement for Long Term
Encroachments and the frontage landscaping along
Positano Parkway, Central Parkway, Fallon Road, and
interior streets. Said declaration shall set forth the
Associatiol1 name, bylaws, rules and regulations. The
CC&Rs shall ensure that there is adequate provision
for the maintenance, in good repair and on a regular
basis, of the landscaping & irrigation, decorative
pavements, median islands, fences, walls, drainage,
lighting, signs and other related improvements. The
CC&Rs shall also contain all other items required by
these conditions. The Developer shall submit a copy
of the CC&R document to the City for review and
approval.
40. Public Streets: Developer shall construct street
improvements and offer for dedication to the City of
14
Agency
.
PW
PW
PW
PW
When ,'$c)lJrce
Required,
Prior tot ..,
Final Map and
Ongoing
First Final Map;
Modify with
Successive
Final Maps
First Final Map;
Modify with
Successive
Final Maps
Project
Specific
Standard
CofA
Standard
CofA
Each Final Map Standard
CofA
NO.
. .,
41.
CONDITION$,'OF APPROVAL
;,
Dublin the rights of way for Fallon Road, Central
Parkway, and interior streets as shown on the
Tentative Map, to the satisfaction of the City Engineer.
The right-of-way for Fallon Road shall be dedicated
along the entire length of the project with the first final
map to be filed. The right-of-way for Central Parkway
shall be dedicated along its entire length with the first
final map to be filed for Neighborhoods 1-4.
Central Parkway! Street "I" Intersection! Traffic
Signal: Stop sign control will initially be provided in
conjunction with the first improvements allowed by the
filing of the first final map. A traffic signal shall be
installed at the Central Parkway! Street "I" intersection
prior to acceptance of improvements for the last final
map. A street-type driveway shall be provided on the
south leg of the intersection to serve the future
community park.
Central Parkway! School Road Intersection! Traffic
Signal: Traffic signal conduit and pull boxes shall be
installed at the Central Parkway/ School Road
intersection to allow future signalization of the
intersection. The joint trench shall include conduit to
provide power to the future signal cabinet. Curb
extensions shall be provided at the intersection as
recommended in the Jordan Ranch Traffic Ana!ysis
and Site Plan Review, Fehr & Peers Transportation
Consultants, March 23, 2010 (henceforth "the Fehr &
Peers Review").
Central Parkway! Street "L" Intersection: Curb
extensions shall be provided as recommended in the
Fehr & Peers Reyiew.
42.
43.
44.
Central Parkway! Fallon Road Intersection! Traffic
Signal: In conjunction with the first final map for
Neighborhoods 2-6, the Central Parkway/ Fallon Road
intersection shall be constructed. Improvements shall
generally be in conformance with the
recommendations of the Fehr & Peers Review, or as
approved by the Senior Transportation Engineer. The
intersection shall be improved to include the following:
· Westbound Central Parkway Approach: 8'
Median Island, Two 12' Left Turn Lanes, One 12'
Thru Lane, One 6' Bicycle Lane, and One 12'
Right Turn Lane (One Westbound Thru Lane as
shown on the Tentative Map shall be eliminated)
15
Agency
PW
PW
PW
PW
When /
Required, ......;
Prior to:..
First Final Map
for
Neighborhoods
2-6 and prior to
acceptance of
improvements
authorized by
last final map
First Final Map
for
Neighborhoods
2-6
First Final Map
for
Neighborhoods
2-6
First Final Map
for
Neighborhoods
2-6
. Source
Project
Specific
Project
Specific
Project
Specific
Project
Specific
NO.
CONDITIONS OF APPROVAL
45.
. Eastbound Central Parkway Approach: One 12'
Thru Lane and One 8' Shoulder! Bicycle Lane
(One Eastbound thru Lane as shown on the
tentative map shall be eliminated).
. Northbound Fallon Road Approach: One 12' Left
Turn Lane, One 12' Thru Lane, one 5' Bicycle
Lane, and one 12' Right Turn Lane
. Southbound Fallon Road Approach: One 12' Left
Turn Lane, One 12' Thru Lane, One 5' Bicycle
Lane, and One 12' Right Turn Lane
The final intersection alignment shall be as determined
by the City Traffic Engineer. The existing traffic signal
shall be modified to accommodate the fourth leg of the
intersection.
Offsite Grading Easement: Prior to issuance of
grading permit for Neighborhoods 5 and 6, a grading
easement shall be obtained from the owners of the
adjoining Chen and Croak properties. This condition
does not apply to mass or remedial grading within the
Jordan property.
Street L: The Street L right-of-way shall be extended
to the southerly end of the project to allow future
extension onto the Chen property.
Street L: A barrier, guardrail, or fence shall be
provided along the south side of the southerly leg of
the Street L loop.
Subarea 3 Pedestrian Circulation: A detailed
pedestrian circulation plan shall be provided for
Subarea 3, showing the connections between each
unit, parking, common space areas or facilities, and
the adjoining streets.
Street W: The final design of the Street VV traffic
calming measures shall be approved by the Public
Works Department, the Community Development
Department, and the Alameda County Fire
Department.
Offsite Right-ot-Way: Croak Property: Right-of-way
necessary for the improvement of Central Parkway
shall be acquired from the Croak property as
necessary. Acquisition of the Croak property shall be
completed prior to filing of the first final map for
Neighborhoods 2-6. Land acquisition costs shall be at
the expense of the developer. Acquisition of offsite
right-of-way covered by this condition shall be subject
46.
47.
48.
49.
50.
16
Agency
PW
PW
PW
PW
PW
PW
When
Required"
Priorto:
Issuance of
Grading
Permits for
Neighborhoods
5 and 6
Final Map for
Subarea 3
Final Map for
Subarea 3
Final Map or
Issuance of
Grading
Permits for
Subarea 3
Final Map or
Issuance of
Grading
Permits for
Subarea 2
Final Map
which creates
76th lot in
Neighborhoods
2-6
Source
Project
Specific
Project
Specific
Project
Specific
Project
Specific
Project
Specific
Project
Specific
:NO~
I
56.
CONDITIONS OF APPROVAL
... Agency
51.
to Section 66462.5 of the Subdivision Map Act.
Central Parkway Extension to Croak Road: Croak PW
Road Public Access: Central Parkway shall be
extended to Croak Road in conjunction with the first
final map for Neighborhoods 2-6, as shown on the
tentative map or as modified by the City Engineer.
Traffic Impact Fees: The developer shall be PW
responsible for payment of the Eastern Dublin Traffic
Impact Fee (Sections 1 and 2), the Eastern Dublin 1-
580 Interchange Fee, and the Tri-Valley
Transportation Development Fee. Fees will be
payable at issuance of building permits.
Eastern Dublin Traffic Impact Fee Minimum PW
Payment: The developer shall be responsible for
payment of a minimum portion of the Eastern Dublin
Traffic Impact Fee in cash (11 % Category 1 and 25%
of Category 2), as specified In the resolution
establishing the Eastern Dublin Traffic Impact Fee.
These minimum cash payment shall be in addition to
any other payment noted in these conditions and may
not be offset by fee credits.
Neighborhood Square: The Neighborhood Square PW
in Subarea 3, Parcel E, shall contain a minimum of
2.00 acres and be shown on the Final Map as future
parkland to be dedicated to the City of Dublin on the
map or by separate document. The parcel line shall be
at the back of sidewalk on Central Parkway and back
of curb on the remaining frontages. The City will not
accept this Parcel until the site is rough graded,
including erosion control measures, as generally
shown on the tentative map, Sheet 9. Neighborhood
parkland credits will not be provided until the site is
rough graded and offered to the City. .
School Site: The Developer shall rough grade the PW
school site in Subarea 2 (Parcel J), including erosion
control measures, as generally shown on the
Tentative Map, Sheet 7, to the satisfaction of the City
Engineer. Grading shall be completed within 24
months of filing the first map for Neighborhoods 2-6,
and will be specified in the improvement agreement
for these maps. The Developer shall be responsible
for ongoing erosion control, weed abatement, and
trash removal until the school site is accepted by the
Dublin Unified School District.
Neighborhood Park & School Utility Stubs: Utilities PW
shall be stubbed to the adjacent Neighborhood Park,
17
52.
53.
54.
55.
When, ., .
ReqUif'~(I,
PriprfQ: .
Final Map
which creates
76th lot in
Neighborhoods
2-6
Issuance of
Building
Permits
Issuance of
Building
Permits
First Final Map
for
Neighborhood
2-6
School Site to
Be reserved on
the First Final
Map for
Neighborhoods
2-6; Grading to
be Completed
as Required
Under
Improvement
Agreement
Applicable
Final Map
Sou rce
Project
Specific
Standard
CofA
Standard
Cof A
Project
Specific
Project
Specific
Standard
CofA
NO.
".
..
CONDITIONS OF APPROVAL
Neighborhood Square, and school site at locations
approved by the City's Parks Department and School
District.
57. School District Conduit: One empty 3" conduit with
pull Wire, to accommodate future School District
communication use, shall be installed from the existing
conduit in Fallon Road at Central Parkway east in
Central Parkway to School Road and north in School
Road to the school site (Parcel J).
58. Dublin Ranch Eastside Storm Drain Benefit
District (G-3 Culvert): In accordance with Dublin
Municipal Code section 7.74.290, Developer shall pay
the applicable benefit charges for the property.
59. Geologic Hazard Abatement District: Prior to filing
the first final map, the annexation of the entire project
into the Fallon Village Geologic Hazard Abatement
District (GHAD) covering the entire project shall be
completed. The board of directors for the GHAD shall
be the City Council of the City of Dublin. The GHAD
shall be responsible for the ongoing maintenance of
the open space areas (including benches and brow
ditches, maintenance roads or trails, and fencing) and
the water quality control pond, and shall include a
reserve for unforeseen repair of future slope instability.
Developer shall be responsible for submitting all
documents necessary for annexation into the GHAD,
including a plan of control, which shall include an
annual operating budget for buildout of the project,
and the petition. Developer shall also be responsible
for all administrative costs associated with processing
the annexation. Initial assessments against property
owners shall not be lower than ultimate assessments
at buildout. The CC&Rs for the project shall contain
financial mechanisms, such as deed assessments,
enforceable by the City that to ensure that the property
owners are obligated to pay the costs of maintenance
in the event that the GHAD is dissolved or does not
have sufficient resources to perform its obligations.
The CC&Rs shall also include provisions that require
the property owners' association to pay the GHAD or
City's attorneys' fees in the event that either enforces
the Homeowner's Association's obligation to fund
maintenance of the open space areas and the water
quality control pond. The CC&Rs shall be reviewed
18
Agency
PW
PW
PW
When
Required, .
Prior t(j:
Applicable
Final Map
Prior to First
Final Map or
first building
permit,
whichever is
earlier
Prior to each
final map;
Update with
successive
maps as
needed
Source
Standard
CofA
Standard
CofA
Project
Specific
Standard
C of A
NO.
Agency When
.Required,
pti9rt9:
eONDFtlONS OF APPROVAL
and approved by the City Engineer and City Attorney
to ensure compliance with this condition of approval.
Ownership of GHAD-maintained parcels shall be by
the GHAD in fee as shown In the Vesting Tentative
Map.
60. Remedial Grading Plan: The grading plan shall
include a remedial grading plan prepared by the
project geotechnical consultant, outlining area of slide
repair, benches, keyways, over-excavation at cut-fill
transitions, subdrains, and other recommendations of
the consultant. The remedial grading plan will be
subject to review and approval by the City's own
geotechnical consultant.
61. Resource Agency Permits: Prior to the filing of the
first final map, and prior to the start of any grading of
the site as necessary, permits shall be obtained from
the US Army Corps of Engineers, the San Francisco
Bay Regional Water Quality Control Board, the State
of California Department of Fish and Game, and the
US Fish and Wildlife Service for the grading or
alteration of wetland areas within the site. The project
shall be modified as needed to respond to the
conditions of the permits. In the event that permits
require the creation of permanent habitat or other
mitigation measures within the project limits, the
developer shall provided (1) conservation easements
or other land use restrictions over the project as
required by the resource agencies and (2) provide
funding for ongoing maintenance of habitat areas In
the form of an endowment (to the City or a third party)
or ongoing assessments (through the GHAD). The
City reserves the right to modify or add conditions of
approval as needed In response to the final permit
conditions from the resource agencies.
PW First Final Map
or Issuance of
Grading
Permits
PW Prior to First
Final Map or
Issuance of
Grading Permit
Source
Standard
CofA
Standard
C of A
IIlW.~II!~l;.lWI~I~:':I!!j:I'!jIi~I!l~III~UiU'II~~I:I~II.~11'~II!m~~I~!jI'!:~:!jI!lli~~~11IiIM~!i1~U~~!:I.:llllfj
62. The Developer shall comply with the Subdivision Map PW Ongoing Standard
Act, the City of Dublin Subdivision, and Grading C of A
Ordinances, the City of Dublin Public Works
Standards and Policies, the most current requirements
of the State Code Title 24 and the Americans with
Disabilities Act with regard to accessibility, and all
building and fire codes and ordinances in effect at the
time of building permit. All public improvements
constructed by Developer and to be dedicated to the
19
NO.
.
CONDFm0NS OF APPROVAL
.
City are hereby identified as "public. works" under
Labor Code section 1771. Accordingly, Developer, in
constructing such improvements, shall comply with the
Prevailing Wage Law (Labor Code. Sects. 1720 and
following).
63. The Developer shall defend, indemnify, and hold
harmless the City of Dublin and its agents, officers,
and employees from any claim, action, or proceeding
against the City of Dublin or its agents, officers, or
employees to attack, set aside, void, or annul an
approval of the City of Dublin or its advisory agency,
appeal board, Planning Commission, City Council,
Community Development Director, Zoning
Administrator, or any other department, committee, or
agency of the City related to this project (Tract Map
8024) to the extent such actions are brought within the
time period required by Government Code Section
66499.37 or other applicable law; provided, however,
that The Developer's duty to so defend, indemnify, and
hold harmless shall be subject to the City's promptly
notifying The Developer of any said claim, action, or
proceeding and the City's full cooperation In the
defense of such actions or proceedings.
~GREEMEN"T'$~Nlg)l,,;~~,Nl~~:$ .i~;:;;:li ..... '.' '.
64. The Developer shall enter into a Tract Improvement
Agreement with the City for all public improvements
including any required offsite storm drainage or
roadway improvements that are needed to serve the
Tract that have not been bonded with another Tract
Improvement Aqreement.
65. The Developer shall provide performance (100%), and
labor & material (100%) securities to guarantee the
tract improvements, approved by the City Engineer,
prior to execution of the Tract Improvement
Agreement and approval of the Final Map. (Note:
Upon acceptance of the improvements, the
performance security may be replaced with a
maintenance bond that IS 25% of the value of the
performance security.)
., :.<:':: ',. . .....;.(<: :>
FEES .....:'i:'... lx.. ...."
66. Fire Fee Advance. Prior to the filing of the first final
map, the developer shall make an advance payment
of Fire Facilities Fees equal to 5.71 %. of the then-
outstanding amounts of the advances made by DR
Acquisitions and the City General Fund to construct
and equip, respectively, Fire Station 18 and Fire
20
Agency "When
:R:equired,
.J?:rigrt():
PW
PW
PW
PW
Ongoing
. ';/Jcc}';::: '.
First Final Map
and
Successive
Maps
First Final Map
and
Successive
Maps
rO< . 'j"':
First Final Map
Source
Standard
C of A
Standard
CofA
Standard
C of A
Project
Specific
NO.
.
CONOIIrlONS OF APPROVAL
Station 17. The advance will be used to repay a
portion of monies advanced by DR Acquisitions, LLC
and the City General Fund.
City will p~ovide a credit to developer in the amount of
developer's advance of monies pursuant to this
condition. Developer shall be responsible for the
payment of an Administrative Fee to establish the
credit. The credit may be used by developer against
payment of Fire Facilities Fee on this property or any
property where Developer has an interest in the City of
Dublin. The amount of the credit, once established,
shall not be increased for inflation and shall not accrue
interest. The credits with written notice to City, and
payment of an administrative fee, may be transferred
by developer to another developer of land in Dublin.
Other aspects of the credit shall be consistent with the
City's Traffic Impact Fee Guidelines.
67. The Developer shall dedicate parkland or pay in-lieu
fees in the amounts and at the times set forth in City of
Dublin Resolution No. 214-02, or in any resolution
revising these amounts and as implemented by the
Administrative Guidelines adopted by Resolution 195-
99.
PERMITS;"ii.:ic,}; . ......;.;.;/ ".'
68. Developer shall obtain an Encroachment Permit from
the Public Works Department for all construction
activity within the public right-of-way of any street
where the City has accepted the improvements. The
encroachment permit may require surety for slurry
seal and restriping. At the discretion of the City
Engineer an encroachment for work specifically
included in an Improvement Agreement may not be
required.
69. Developer shall obtain a Grading / Sitework Permit
from the Public Works Department for all grading and
private site improvements that serves more than one
lot or residential condominium unit.
70. Developer shall obtain all permits required by other
agencies including, but not limited to Alameda County
Flood Control and Water Conservation District Zone 7,
California Department of Fish and Game, Army Corps
of Engineers, Regional Water Quality Control Board,
Caltrans and provide copies of the permits to the
Public Works Department.
21
Agency
PW
PW
PW
PW
'When
"Required,
Prior to:
Source
Prior to Each
Final Map
Standard
CofA
"//i;.']....;...
Prior to Start of Standard
Work C of A
Prior to Start of Standard
Work C of A
Prior to Start of Standard
Work C of A
NO. Agency When Source
:q0NDITIONS OF APPROVAL.. Required,
" Prior to:
SUBMITTALS . > i. .
71. All submittals of plans and Final Maps shall comply PW Prior to Standard
with the requirements of the "City of Dublin Public Approval of CofA
Works Department Improvement Plan Submittal Improvement
Requirements", and the "City of Dublin Improvement Plans or Final
Plan Review Check List". Map
72. The Developer will be responsible for submittals and PW Prior to Standard
reviews to obtain the approvals of all participating non- Approval of C of A
City agencies. The Alameda County Fire Department Improvement
and the Dublin San Ramon Services District shall Plans or Final
approve and sign the Improvement Plans. Map
73. Developer shall submit a Geotechnical Report, which PW Prior to Standard
includes street pavement sections and grading Approval of CofA
recommendations. Improvement
Plans, Grading
Plans, or Final
Map
74. Developer shall provide the Public Works Department PW Prior to Standard
a digital vectorized file of the "master" files for the Acceptance of C of A
project when the Final Map has been approved. Improvements
Digital raster copies are not acceptable. The digital and Release of
vectorized files shall be in AutoCAD 14 or higher Bonds
drawing format. Drawing units shall be decimal with
the precision of the Final Map. All objects and entities
in layers shall be colored by layer and named In
English. All submitted drawings shall use the Global
Coordinate System of USA, California, NAD 83
California State Plane, Zone III, and U.S. foot.
FINAL MAP i'C;IC. ........ .. \;'>.>.... ., "i .......:
. "c.rp ....
75. The Final Map shall be substantially in accordance . PW Prior to Standard
with the Tentative Map approved with this application, Approval of C of A
unless otherwise modified by these conditions. Final Map
Multiple final maps may be filed in phases, provided
that each phase is consistent with the tentative map,
that phasing progresses in an orderly and logical
manner and adequate infrastructure is installed with
each phase to serve that phase as a stand-alone
project that is not dependent upon future phasing for
infrastructure.
76. All rights-of-way and easement dedications required PW Prior to Standard
by the Tentative Map including the Public Service Approval of C of A
Easement shall be shown on the Final Map. Final Map
77. Street names shall be assigned to each public/private PW Prior to Standard
street pursuant to Municipal Code Chapter 7.08. The Approval of C of A
22
NO. . Ag.eI1CY When Sou rce
CONDITIONS OF APPROVAL Required, .i
. Prior to:
approved street names shall be indicated on the Final Final Map
Map.
78. The Final Map shall include the street monuments to PW Monuments to Standard
be set in all public streets. be Shown on CofA
Final Map and
Installed Prior
to Acceptance
of
Improvements
EASEMENtr'S,., ; " .' ~~;
.. . .... , ." .; :.,:".
79. The Developer shall obtain abandonment from all PW Prior to Standard
applicable public agencies of existing easements and Approval of C of A
right of ways within the development that will no longer Improvement
be used. Plans or
Appropriate
Final Map
80. The Developer shall acquire easements, and/or obtain PW Prior to Standard
rights-of-entry from the adjacent property owners for Approval of CofA
any improvements on their property. The easements Improvement
and/or rights-of-entry shall be in writing and copies Plans or
furnished to the City Engineer. Appropriate
Final Map
GRADING,' ):;j;:i~.?:)).\~/, ..;' ';,t....,. ,:;l;: ': .''",: .... nf
',.,'
81. The Grading Plan shall be in conformance with the PW Prior to Standard
recommendations of the Geotechnical Report, the Approval of CofA
approved Tentative Map and/or Site Development Grading Plans
Review, and the City design standards & ordinances. or Issuance of
In case of conflict between the soil engineer's Grading
recommendations and City ordinances, the City Permits, and
Engineer shall determine which shall apply. Ongoing
82. A detailed Erosion Control Plan shall be included with PW Prior to . Standard
the Grading. Plan approval. The plan shall include Approval of CofA
detailed design, location, and maintenance criteria of Grading Plans
all erosion and sedimentation control measures. or Issuance of
Grading
Permits, and
Ongoing
83. Tiebacks or structural fabric for retaining walls shall PW Prior to Standard
not cross property lines, or shall be located a minimum Approval of CofA
of 2' below the finished grade of the upper lot. Grading Plans
or Issuance of
Grading
Permits, and
Ongoing
84. Bank slopes along public streets shall be no steeper PW Prior to Standard
23
NO.
CONDITIONS OFAPP~(";)VAl
...
than 3:1 unless shown otherwise on the Tentative Map
Grading Plan exhibits. The toe of any slope along
public streets shall be one foot back of walkway. The
top of any slope along public streets shall be three feet
back of walkway. Minor exception may be made in the
above slope design criteria to meet unforeseen design
constraints subject to the approval of the City
Engineer.
IMPRQ~!~iM~~m$:/ ...... ,', .......
85. The public improvements shall be constructed
generally as shown on the Tentative Map and/or Site
Development Review. However, the approval of the
Tentative Map and/or Site Development Review is not
an approval of the specific design of the drainage,
sanitary sewer, water, and street improvements.
86. All public improvements shall conform to the City of
Dublin Standard Plans and design requirements and
as approved by the City Engineer.
87. Public streets shall be at a minimum 1 % slope with
minimum gutter flow of 0.7% around bumpouts.
Private streets and alleys shall be at minimum 0.5%
slope.
88. Curb Returns on arterial and collector streets shall be
40-foot radius, all internal public streets curb returns
shall be 30-foot radius (36-foot with bump outs) and
private streets/alleys shall be a minimum 20-foot
radius, or as approved by the City Engineer. Curb
ramp locations and design shall conform to the most
current Title 24 and Americans with Disabilities Act
requirements and as approved by the City Traffic
Engineer.
89. Any decorative pavers installed within City right-of-way
shall be done to the satisfaction of the City Engineer.
Where decorative paving is installed at signalized
intersections, pre-formed traffic signal loops shall be
put under the decorative pavement. Decorative
pavements shall not interfere with the placement of
traffic control devices, including pavement markings.
24
Agency. When
Required,
Prior to:
Approval of
Grading Plans
or Issuance of
Grading
Permits, and
Ongoing
.
. .
PW Prior to
Approval of
Improvement
Plans or Start
of
Construction,
and Ongoing
PW Prior to
Approval of
Improvement
Plans or Start
of
Construction,
and Ongoing
PW Prior to
Approval of
Improvement
Plans or Start
of
Construction,
and Ongoing
PW Prior to
Approval of
Improvement
Plans or Start
of
Construction,
and Ongoing
PW Prior to
Approval of
Improvement
Plans or Start
of
Construction,
and Ongoinq
Source
..
C of A
.
Standard
C of A
Standard
CofA
Standard
CofA
Standard
CofA
Standard
CofA
NO. ." .'" " . AgEhitc:y When Source
CONDITIONSeF= APPROVAL Required,
Prior to:
All turn lane stripes, stop bars and crosswalks shall be
delineated with concrete bands or color pavers to the
satisfaction of the City Engineer Maintenance costs
of the decorative paving shall be the responsibility of
the Homeowners Association
90. The Developer shall install all traffic signs and PW Prior to Standard
pavement marking as required by the City Engineer. Occupancy of CofA
Units or
Acceptance of
Improvements
91. Street light standards and luminaries shall be PW Prior to Standard
designed and installed per approval of the City Occupancy of CofA
Engineer. The maximum voltage drop for streetlights Units or
is 5%. Acceptance of
Improvements
92. All new traffic signals shall be interconnected with PW Prior to Standard
other new signals within the development and to the Occupancy of CofA
existing City traffic signal system by hard wire. Units or
Acceptance of
Improvements
93. The Developer shall construct bus stops and shelters PW Prior to Standard
at the locations designated and approved by the Occupancy of CofA
LA VT A and the City Engineer. The Developer shall Units or
pay the cost of procuring and installing these Acceptance of
improvements. Improvements
94. Developer shall construct all potable and recycled PW Prior to Standard
water and sanitary sewer facilities required to serve Occupancy of C of A
the project in accordance with DSRSD master plans, Units or
standards, specifications and requirements. Acceptance of
Improvements
95. Fire hydrant locations shall be approved by the PW Prior to Standard
Alameda County Fire Department. A raised reflector Occupancy of CofA
blue traffic marker shall be installed In the street Units or
opposite each hydrant. Acceptance of
Improvements
96. The Developer shall furnish and install street name PW Prior to Standard
signs for the project to the satisfaction of the City Occupancy of CofA
Engineer. Units or
Acceptance of
Improvements
97. Developer shall construct gas, electric, cable TV and PW Prior to Standard
communication improvements within the fronting Occupancy of C of A
streets and as necessary to serve the project and the Units or
futu re adjacent parcels as approved by the City Acceptance of
Engineer and the various Public Utility aqencies. Improvements
98. All electrical, gas, telephone, and Cable TV utilities, PW Prior to Standard
25
NO. '.'
CONDITIONS OF APPROVAL
.:
shall be underground in accordance with the City
policies and ordinances. All utilities shall be located
and provided within public utility easements and sized
to meet utility company standards.
99. All utility vaults, boxes and structures, unless
specifically approved otherwise by the City Engineer,
shall be underground and placed in landscape areas
and screened from public view. Prior to Joint Trench
Plan approval, landscape drawings shall be submitted
to the City showing the location of all utility vaults,
boxes and structures and adjacent landscape features
and plantings. The Joint Trench Plans shall be signed
by the City Engineer prior to construction of the joint
trench improvements.
CON$m~W~~!~,t;I^' .... ,.,,"'>:2. ..,..
100. The Erosion Control Plan shall be implemented
between October 15th and April 15th unless otherwise
allowed in writing by the City Engineer. The Developer
will be responsible for maintaining erosion and
sediment control measures for one year following the
City's acceptance of the subdivision improvements.
101. If archaeological materials are encountered during
construction, construction within 30 feet of these
materials shall be halted until a professional
Archaeologist who IS certified by the Society of
California Archaeology (SCA) or the Society of
Professional Archaeology (SOPA) has had an
opportunity to evaluate the significance of the find and
suggest appropriate mitigation measures.
102. Construction activities, including the maintenance and
warming of equipment, shall be limited to Monday
through Friday, and non-City holidays, between the
hours of 7:30 a.m. and 5:30 p.m. except as otherwise
approved by the City Engineer. Extended hours or
Saturday work will be considered by the City Engineer
on a case-by-case basis.
103. Developer shall prepare a construction noise
management plan that identifies measures to be taken
to minimize construction noise on surrounding
developed properties. The plan shall include hours of
construction operation, use of mufflers on construction
equipment, speed limit for construction traffic, haul
routes and identify a noise monitor. Specific noise
management measures shall be provided prior:- to
project construction.
104. Developer shall prepare a plan for construction traffic
26
Agency
PW
J,:' .,
PW
PW
PW
PW
PW
When Source
Required,
Prior to:
Occupancy of C of A
Units or
Acceptance of
Improvements
Prior to Standard
Occupancy of C of A
Units or
Acceptance of
Improvements
Ongoing as
Needed
Ongoing as
Needed
Ongoing as
Needed
Prior to Start of
Construction
Implementation
Ongoing as
Needed
" <:;
Standard
CofA
1993
EDEIR
MM
Standard
CofA
Standard
CofA
Prior to Start of Standard
NO.
'.
CONDITIONS'C!!)FAPPROVAL
,
interface with public traffic on any existing public
street. Construction traffic and parking may be subject
to specific requirements by the City Engineer.
105. The Developer shall be responsible for controlling any
rodent, mosquito, or other' pest problem due to
construction activities.
106. The Developer shall be responsible for watering or
other dust-palliative measures to control dust as
conditions warrant or as directed by the City Engineer.
107. The Developer shall provide the Public Works
Department with a letter from a registered civil
engineer or surveyor stating that the building pads
have been graded to within 0.1 feet of the grades
shown on the approved Grading Plans, and that the
top & toe of banks and retaining walls are at the
loca'tions shown on the approved Grading Plans.
N R~~~} , " . <,'if'
108. Prior to any clearing or grading, the Developer shall
provide the City evidence that a Notice of Intent (NOI)
has been sent to the California State Water Resources
Control Board per the requirements of the NPDES. A
copy of the Storm Water Pollution Prevention Plan
(SWPPP) shall be provided to the Public Works
Department and be kept at the construction site.
109. The Storm Water Pollution Prevention Plan (SWPPP)
shall identify the Best Management Practices (BMPs)
appropriate to the project construction activities. The
SWPPP shall include the erosion control measures in
accordance with the regulations outlined in the most
current version of the ABAG Erosion and Sediment
Control Handbook or State Construction Best
Management Practices Handbook. The Developer is
responsible for ensuring that all contractors implement
all storm water pollution prevention measures in the
SWPPP.
110. The Homeowner's Association shall enter into an
agreement with the City of Dublin that guarantees the
perpetual maintenance obligation for all storm water
treatment measures installed as part of the project.
Said agreement is required pursuant to Provision
C.3.h. of RWQCB Order R2-2009-0074 for the
Issuance of the Alameda Countywide NPDES
municipal storm water permit. Said permit requires
27
Agency
PW
PW
PW
:. ' ',. '::',
PW
PW
PW
When
Required,
Prior to:
Construction;
Implementation
Ongoing as
Needed
Ongoing
Prior to Start of
Construction;
Implementation
Ongoing as
Needed
Prior to
Issuance of
Building
Permits or
Acceptance of
Improvements
Source
C of A
Standard
CofA
Standard
CofA
Standard
CofA
.
.. , ,,:"
Prior to Start of Standard
Any C of A
Construction
Activities
SWPPP to be Standard
Prepared Prior C of A
to Approval of
Improvement
Plans:
Implementation
Prior to Start of
Construction
and Ongoing
as Needed
Prior to First Standard
Final Map; C of A
Modify as
needed with
Successive
Maps
NO.
CONDITIONS:QFAPPROV AL
the City to provide verification and assurance that all
treatment devices will be properly operated and
maintained. This condition shall not apply if the water
quality treatment measures are maintained by a
GHAD or other public entity.
Agency
When
Required, .
Prior to:
111. Building Codes and Ordinances: All project
construction shall conform to all building codes and
ordinances in effect at the time of building permit.
112. Building Permits: To apply for building permits,
ApplicanUDeveloper shall submit seven (7) sets of
construction plans to the Building Division for plan
check. Each set of plans shall have attached an
annotated copy of these Conditions of Approval. The
notations shall clearly indicate how all Conditions of
Approval will or have been complied with.
Construction plans will not be accepted without the
annotated resolutions attached to each set of plans.
ApplicanUDeveloper will . be responsible for obtaining
the approvals of all participation non-City agencies
prior to the issuance of buildin permits.
113. Construction Drawings: Construction plans shall be
fully dimensioned (including building elevations)
accurately drawn (depicting all existing and proposed
conditions on site), and prepared and signed by a
California licensed Architect or Engineer. All structural
calculations shall be prepared and signed by a
California licensed Architect or Engineer. The site
plan, landscape plan and details shall be consistent
with each other.
114. Retaining Walls: All retaining walls over 30 inches in
height and in a walkway area shall be provided with
guardrails. All retaining walls located on private
property, over 24 inches, with a surcharge, or 36
inches without a surcharge, shall obtain permits and
inspections from the Building Division.
115. Phased Occupancy Plan: If occupancy is requested
to occur in phases, then all physical improvements
within each phase shall be required to be completed
prior to occupancy of any buildings within that phase
except for items specifically excluded in an approved
Phased Occupancy Plan, or minor handwork items,
approved by the Community Development
Department. The Phased Occupancy Plan shall be
submitted to the Directors of Community Development
and Public Works for review and approval a minimum
28
B
B
B
B
B
Through Standard
Completion
Issuance of Standard
building permit
Issuance of Standard
building permit
Through Standard
completion
Occupancy of Standard
any affected
building
N.G>~
'.
.
CONDITlG>NSC>P.APPROVAL
of 45 days prior to the request for occupancy of any
building covered by said Phased Occupancy Plan.
Any phasing shall provide for adequate vehicular
access to all parcels in each phase, and shall
substantially conform to the intent and purpose of the
subdivision approval. No individual building shall be
occupied until the adjoining area is finished, safe,
accessible, and provided with all reasonable expected
services and amenities, and separated from remaining
additional construction activity. Subject to approval of
the Community Development Director, the completion
of landscaping may be deferred due to inclement
weather with the posting of a bond for the value of the
deferred landscapinq and associated improvements.
116. Air Conditioning Units: Air conditioning units and
ventilation ducts shall be screened from public view
with materials compatible to the main building and
shall not be roof mounted. Units shall be permanently
installed on concrete pads or other non-movable
materials approved by the Building Official and
Community Development Director. Air conditioning
units shall be located such that each dwelling unit has
one side yard with an unobstructed width of not less
than 36 inches. Air conditioning units shall be located
in accordance with the PO text.
117. Temporary Fencing: Temporary Construction
fencing shall be installed along the perimeter of all
work under construction.
118. Addressing:
a. Provide a site plan with the City of Dublin's
address grid overlaid on the plans (1 to 30 scale).
Highlight all exterior door openings on plans (front,
rear, garage, etc.). (Prior to release of addresses)
b. Provide plan for display of addresses. The
Building Official and Director of Community
Development shall approve plan prior to issuance
of the first building permit. (Prior to permitting)
c. Addresses will be required on the front of the
dwellings. Addresses are also required near the
garage door opening if the opening is not on the
same side of the dwelling as the front door. (Prior
to permitting)
d. Address signage shall be provided as per the
Dublin Residential Security Code. (Occupancy of
29
Ag~ncy
B
B
B
When
Required,
Prior fcr:
. S04rce
Occupancy of Standard
unit
Through Standard
completion
Issuance of Standard
. building permit
and through
completion
N(t~ "
,
CONDITION'S e>F APPROV AL
,"Agency
I
,
any Unit).
e. Exterior address numbers shall be backlight and
be posted in such a way that they can be seen
from the street.
119. Engineer Observation: The Engineer of record shall
be retained to provide observation services for all
components of the lateral and vertical design of the
building, including nailing, hold downs, straps, shear,
roof diaphragm and structural frame of building. A
written report shall be submitted to the City Inspector
prior to scheduling the final frame inspection.
120. Foundation: Geotechnical Engineer for the soils
report shall review and approve the foundation design.
A letter shall be submitted to the Building Division on
the approval.
121. Green Building: Green Building measures as
detailed may be adjusted prior to master plan check
application submittal with prior approval from the City's
Green Building Official. Provided that the design of
the project complies with the City of Dublin's Green
Building Ordinance and State Law as applicable. In
addition, all changes shall be reflected in the Master
Plans. (Through Completion)
The Green Building checklist shall be included in the
master plans. The checklist shall detail what Green
Points are being obtained and where the information is
found within the master plans. (Prior to first permit)
Prior to each unit final, the project shall submit a
completed checklist with appropriate verification that
all Green Points required by 7.94 of the Dublin
Municipal Code have been incorporated. (Through
Completion)
Homeowner Manual - if Applicant/Developer takes
advantage of this point the Manual shall be submitted
to the Green Building Official for review or a third party
reviewer with the results submitted to the City.
(Through Completion)
Landscape plans shall be submitted to the Green
Building Official for review. Prior to approval of the
landscape plans by the City of Dublin.
Applicant/Developer may choose self-certification or
30
" ,..,
B
B
B
When Source
Required,..
Prior to:
Scheduling the Standard
final frame
inspection
Through Standard
completion
Through Standard
completion
,NO~
'...
.
, .... .. Agency
....
CONDITIONS OF APPROVAL
..
certification by a third party as permitted by the Dublin
Municipal Code. Applicant/Developer shall inform the
Green Bl!ilding Official of method of certification prior
to release of the first permit in each subdivision /
neighborhood.
122. Cool Roofs: Flat roof areas shall have their roofing
material coated with light colored gravel or painted
with light colored or reflective material designed for
Cool Roofs.
123. Electronic File: The Applicant/Developer shall submit
all building drawings and specifications for this project
in an electronic format to the satisfaction of the
Building Official prior to the issuance of building
permits. Additionally, all revisions made to the
building plans during the project shall be incorporated
into an "As Built" electronic file and submitted prior to
the issuance of the final occupancy.
124. Construction trailer: Due to size and nature of the
development, the Applicant/Developer, shall provide a
construction trailer with all hook ups for use by City
Inspection personnel during the time of construction as
determined necessary by the Building Official. In the
event that the City has their own construction trailer,
the applicant/developer shall provide a site with
appropriate hook ups in close proximity to the project
site to accommodate this trailer. The
Applicant/Developer shall cause the trailer to be
moved from its current location at the time necessary
as determined by the Building Official at the
Applicant/Developer's expense.
125. Copies of Approved Plans: Applicant/Developer
shall provide the City with 4 reduced (1/2 size) copies
of the approved plan.
B
B
B
B
When .. Source
Requi red, I . ..
Prior to:
Through Standard
completion
Issuance of Standard
building permit
Issuance of Standard
Building
Permits
30 days after Standard
permit and
each revision
issuance
PASSED, APPROVED AND ADOPTED this 8th day of May 2012 by the following vote:
AYES:
NOES:
ABSENT:
31
ABSTAIN:
ATTEST:
Planning Manager
Planning Commission Chair
G:\PA#\2010IPLPA-2010-00068 Jordan Ranch Phase 2 GPA InitiationlPC Mtg 05.08. 12\pc reso approving sdr_vtm forjordan 2.DOCX
1877953.1
32